23 Hale End Road, Walthamstow, London, E17 4BG

Description

A Vacant Three Bedroom Mid Terrace House in Need of Refurbishment. Potential for a Loft Extension (Subject to Obtaining all Relevant Consents). The property comprises a three bedroom mid terrace house arranged over ground and first floors. The property requires a program of refurbishment and repairs. The roof has been partly fire damaged.

Accommodation

Ground Floor: Reception Room, Kitchen, Utility Room. First Floor: Three Bedrooms, Bathroom. Exterior: rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of The Doughnut are within easy reach. Transport links are provided by Walthamstow Central underground station (Victoria line) and Northumberland Pk rail station.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £486,000 to £727,000. The latest supplied sale is £727,000 dated 24 October 2025, but the evidence does not provide comparable sizes, condition or extension details. A provisional HB GDV range of £565,000–£727,000 is used, with £650,000 as the base estimate; this is not a formal valuation and does not specifically adjust for the subject’s fire-damaged roof or refurbishment requirement.

Investment Snapshot

Strategy Recommendation

Do not bid above a separately established all-in budget until the legal pack, roof condition and refurbishment scope are reviewed. Subject to survey and consent checks, the property may suit a refurbishment-led resale or BRRR strategy, but the current evidence is insufficient to support a maximum bid.

Works Required

Refurbishment and repairs are required, including addressing the partly fire-damaged roof. The description supports a general refurbishment programme, but no scope, survey or cost evidence is supplied. Any loft extension remains subject to obtaining all relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £650,000 base GDV, 75% refinance is £487,500. The project’s total cost and equity requirement cannot be calculated because no refurbishment allowance is supplied and disbursements, search fees, seller costs, legal fees and transfer fees may be payable. The fire-damaged roof requires particular due diligence before relying on the refinance strategy.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £2,250 pcm, equivalent to £27,000 annually. Against the £370,000 guide, the gross yield is approximately 7.3% before refurbishment, finance, voids, management, maintenance and acquisition costs. A reliable net yield or yield on total cost cannot be established because refurbishment costs and other purchaser charges are unknown.

Flip Analysis

The provisional base GDV is £650,000, based on supplied same-road sales, but comparable condition and specification are unknown. A flip surplus cannot be calculated because refurbishment costs and selling costs are unsupported. The refurbishment requirement and partly fire-damaged roof create material execution and valuation uncertainty.

Investor Risks & Due Diligence

• The roof has been partly fire damaged and the property requires refurbishment and repairs.

• Refurbishment costs are not supplied, preventing an all-in project cost or maximum-bid calculation.

• Potential loft extension is subject to obtaining all relevant consents and should not be assumed in the valuation.

• The £2,250 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Comparable sale condition, size and specification are not supplied, limiting GDV confidence.

• Additional purchaser charges may include disbursements, search fees, reimbursement of seller costs, legal fees and transfer fees.

Recommendation

Do not bid above a separately established all-in budget until the legal pack, roof condition and refurbishment scope are reviewed. Subject to survey and consent checks, the property may suit a refurbishment-led resale or BRRR strategy, but the current evidence is insufficient to support a maximum bid.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and one asking-rent indicator, but no property-specific survey, floor area, EPC, detailed refurbishment scope, comparable condition data, buyer premium or complete fee schedule.